**Document:** Planning Report and Recommendations **Application:** 08/01299/R — Installation of lantern roof light **Decision:** Refused **Decision Date:** 2008-10-13 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85935-german-quirks-coalyard-smithy-installation-roof/documents/1568767 --- # Planning Report and Recommendations **Application No.:** 08/01299/R **Applicant:** Street Heritage Ltd **Proposal:** Installation of lantern roof light **Site Address:** Quirks Coalyard, Smithy Site, Viking Longhouse East Quay Peel Isle Of Man ### Considerations Case Officer : Mr Steve Stanley **Expected Decision Level:** Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Peel Town Commissioners Notes: No objection Consultee : T M Crookall MHK Notes : ### Officer's Report ### The Site The application site represents the curtilage of Quirk's Coal Yard, the Smithy site and the Viking Longhouse, East Quay, Peel. The site sits approximately half way along the quayside, occupying a prominent position. St Peter's Lane runs to the east of the site. The site has been the subject of several planning applications relating to redevelopment to include the construction of an apartment block, refurbishment of the Viking Longhouse and Harbour View along with associated car parking. A number of these applications have consisted of amendments to the originally approved development scheme. ### Planning Status The application site is located within an area identified as being "Mixed Use" by the Peel Local Plan (Planning Circular 6/89). The site is also situated within the Peel Conservation Area. Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant to the assessment and determination of this application: General Policy 2, which states: 10 October 2008 08/01299/R "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." Environmental Policy 35, which states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." ## Planning History As stated earlier in this report, there have been a number of planning applications relating to this site the following of which considered specifically relevant in the assessment and determination of this application: PA 05/01363/B proposed the demolition of Quirks Coal Yard, Smithy building, rear extension to Harbour View and single garage, entrance porch to Harbour View, the proposed refurbishment of the Viking Longhouse and harbour View and the construction of an apartment building to provide 25 apartments and 3 commercial units. The proposed scheme included associated parking. The application was permitted 28th September 2005. PA 06/01029/B represented a resubmission of PA 05/01363/B and included provision of parking and access steps to St Peter's Lane and alterations to the garden boundary. This was permitted 27th October 2006. PA 06/02152/B sought planning permission to combine units 2 and 3 into one unit along with the creation of a window on the south elevation of the Viking Longhouse. This was permitted 19th February 2007. PA 06/02215/B proposed alterations to the roof of the Viking Longhouse including the installation of additional roof lights. This was permitted 23rd March 2007. PA 07/00924/B sought planning approval for alterations and the creation of a dormer to unit 4 and conservatories to units 23 and 24 . This was refused. PA 07/01409/B sought planning approval for the combination of six 2 bedroom apartments to make three 3 bedroom apartments, relocation of parking spaces, the installation of a staircase in the Net Loft and amendments to the Viking Longhouse conservatory. This was permitted 24th December 2007. PA 07/02034/B sought planning approval for alterations and the erection of an extension to the rear elevation. This was permitted 11th January 2008. PA 08/ 08/00186/B sought approval for the refurbishment and conversion of Viking Longhouse and erection of a new building to form a development of 20 apartments and commercial units (Comprising amendments to previously approved PA's 05/01363B,05/92428B, 06/02152B, 06/02215B \& 0701409B) ## Representations Peel Town Commissioners do not object to this application The Department of Transport Highways Division does not object to this application. ### The Proposal This application seeks retrospective approval for the installation of a lantern roof light. Previously approved schemes relating to this building proposed a flat roof lantern positioned where the now built structure is situated. This would have projected approximately 0.9 metres above the ridge of the roof of the building. The structure as built, for which planning permission is now being sought, projects approximately 2.1 metres above the ridge and has a pitched roof. The applicant's agent has stated that the roof light has been constructed so as to allow easier maintenance. It is also stated that to rebuild the structure would be expensive, although it is also accepted that the decision to deviate from the approved plans was made during construction. As such it is considered that the applicant was aware of the possibility that the constructed roof lantern may fail to secure planning approval. ### Assessment The main issue to be assessed in the consideration of this application is whether the lantern light as constructed would preserve or enhance the character or appearance of the Conservation Area. Regard must be had to what was previously approved and whether the structure as constructed is an acceptable alternative to this. The proposal site has undergone considerable development works initiated by PA 05/01363/B. The site is within the Peel Conservation Area and accordingly any development must be appropriate in terms of design to ensure that the special character of the area is protected. The local area within which the site is situated demonstrates a variety of building heights and roof forms. However the predominant roof type is pitched with a dark slate finish. St Peter's church to the west of the site provides a vertical focal point when viewed against the roofscape and the House for Manannan also displays a projecting tower. The key difference between these buildings and the proposal site is that the church and the House of Manannan display a holistic approach to design in which the vertical elements appear integral to the design of the building. In contrast, the lantern light as built appears cumbersome and incongruous to the building, due in part to the fact that it projects significantly above the roof line, is poorly proportioned and is positioned across the roof in contrast with the vertical rhythm of the front aspect of the building which in turn, is set perpendicular to the quayside. The previously approved lantern light was accepted as a practical concession to allow a lift overrun to be installed within the building. The approved design had a flat roof and projected less than 1 metre from the roof ridge in order to minimise the impact upon the building and its immediate surroundings. The justification submitted for the alternative lantern light focuses on maintenance and the cost of redeveloping the roof light. However neither of these issues are particularly relevant in the consideration of the application. In terms of maintenance, there would be little difference between the approved scheme and the "as-built" scheme and the cost of rebuilding the lantern is not a material planning consideration. In conclusion, it is judged that this retrospective application is poorly justified and neither preserves or enhances the Conservation Area. The lantern light would have a detrimental impact on the character and appearance of the Conservation Area for the reasons set out above. **RECOMMENDATION** It is recommended that the application be refused. **PARTY STATUS** It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: The Department of Transport Highways Division Peel Town Commissioners **Recommendation** **Recommended Decision:** Refused **Date of Recommendation:** 29.09.2008 **Conditions and Notes for Approval / Reasons and Notes for Refusal** **C: Conditions for approval** **N: Notes attached to conditions** **R: Reasons for refusal** **O: Notes attached to refusals** N 1. On the conclusion of the planning application process, this retrospective development shall be referred to the Department's Enforcement Officer. R 1. The proposed lantern light appears incongruous and cumbersome, failing to respect the proportion, form and materials of what is an otherwise well-conceived and prominent development situated within the Peel Conservation Area. As such, the proposal fails to preserve or enhance the character or appearance of the area. **Decision Made:** __________________________ **Committee Meeting Date:** __________________________ --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/85935-german-quirks-coalyard-smithy-installation-roof/documents/1568767*